Published October 1, 2026 in Market Update

More homes sold above list in parts of the Beaches

By Ben Glynn

Real estate, The Beaches

Nationally, Redfin reported that 21% of U.S. sellers dropped their asking price in the four weeks ending September 20, 2026. Mortgage rates topped 7% for the first time since January 2025, according to Realtor.com. That is the backdrop. But the Beaches told a more complicated story.

The headline number: above-list sales jumped sharply in one part of the Beaches

The Real Estate Data Aggregator counted 22.7% of homes in the Neptune Beach area selling above list price in the three months ending July 31, 2026. That share was up 22.7 points from the same period in 2025. A year ago, almost none sold above list there. This year, nearly 1 in 4 did.

That same area also moved fast. The Real Estate Data Aggregator found that 46.2% of homes there went under contract within two weeks of listing. That was up 19.5 points from a year before. Days on market fell 16 days shorter than the same period in 2025, landing at 41 days.

One honest note: the Real Estate Data Aggregator counted only 22 homes sold in that area during those three months. The above-list share is real, but it comes from a small pool. One or two bidding wars can move a percentage sharply in a smaller market.

Atlantic Beach: the fastest-moving bigger market

The Real Estate Data Aggregator counted 81 homes sold in the Atlantic Beach area in the three months ending July 31, 2026. That was down 12% from a year before. But 34% of those homes went under contract within two weeks of listing, up 10.7 points from the same period in 2025. Pending sales rose 11.1% year over year. Median days on market fell 15 days shorter, to 56 days.

Jacksonville Beach: more homes, more inventory, more time

Jacksonville Beach was the biggest piece of the Beaches market. The Real Estate Data Aggregator counted 165 homes sold in the 32250 area in the three months ending July 31, 2026, up 7.1% from a year before. The median sale price was $660,000, down 4.7% year over year. Homes sat on the market a median of 67 days, just 1 day shorter than a year ago.

Still, 30.8% of homes there went under contract within two weeks, up 2.3 points from a year before. And 8.5% sold above list, up 3.3 points. The inventory picture shifted sharply: the Real Estate Data Aggregator found homes for sale down 27.5% from the same period in 2025, with months of supply falling 2 months to 4.2 months.

How the three areas compare

The bigger picture: inventory fell hard across the Beaches

Across all three areas combined, the Real Estate Data Aggregator counted 356 homes for sale, down 27.3% from the same period in 2025. New listings fell 9.5% to 332. Total homes sold across the Beaches came to 268, down just 1.8% year over year. Fewer choices for buyers, but sales held up.

Nationally, Realtor.com reported price cuts hit 20.8% of listings in September 2026, the highest share since October 2022. Active listings nationally grew to 1.16 million homes. The Federal Housing Finance Agency put U.S. home prices up 2.6% year over year through July 2026. The Beaches did not move in lockstep with any of those national trends.